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HomeMy WebLinkAbout221 W. PROSPECT REZONING - 25-04 - REPORTS - RECOMMENDATION/REPORT221 West Prospect Rezoning September 16, 2004 P & Z Meeting Page 5 After reviewing the 221 West Prospect Road rezoning, File #25-04, staff makes the following findings of fact and conclusions as explained above: A. The subject property for the 221 West Prospect Rezoning is designated on the City Structure Plan as Campus D istrict. The rezoning request to Community Commercial is consistent with the City of Fort Collins Structure Plan map. B. The subject property for the 221 West Prospect Rezoning is included within the Mason Street Transportation Corridor Plan, which recommends the use of higher density residential and greater commercial intensities along the corridor. The rezoning request to Community Commercial is consistent with this plan. C. The subject property has undergone change, the existing zoning is no longer consistent with the principles of City Plan and is inconsistent with the purpose of the Campus District and the Mason Street Transportation Corridor Plan. RECOMMENDATION Staff recommends that the Planning and Zoning Board recommend that City Council adopt the 221 West Prospect Rezoning #25-04, Amendment to the Zoning Map from E — Employment to CC — Community Commercial District. 221 West Prospect Rezoning September 16, 2004 P & Z Meeting Page 4 This area includes a variety of existing uses, including retail, restaurants, residential and office. The uses permitted within the CC zone district will be compatible with these surrounding uses. The most undesirable land use which may conceivably be permitted on the site u nder the CC zone district would be a gas station, which is what the site was previously used for. Compatibility with existing and anticipated future uses would be better achieved with the redevelopment of the site. 2. Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including but not limited to water, noise, air, stormwater management wildlife vegetation, wetlands and the natural functioning of the environment. The parcels are not included within a mapped natural area, nor does it appear they contain any wetlands or other environmentally sensitive areas which would be impacted by future development of the site. There are some existing trees on the site, which may need to be incorporated into a future site plan. 3. Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The land to the north of the site across Prospect Road is currently zoned Community Commercial. This district would be extended south to include this lot. The surrounding properties would remain E — Employment to the west and south and C -Commercial to the east. 3. Reauest for CC — Community Commercial District Zonin The applicant initially filed a rezoning petition with the City on July 9, 2004. The current request is to rezone Lot 10 of the Griffin Subdivision from E — Employment to CC — Community Commercial. The lot is about .62 acres in size. The purpose of the CC Zoning District is to provide a "combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi- story buildings are encouraged to provide a mix of residential and non-residential uses. Offices and dwellings are encouraged to locate above ground floor retail." FINDINGS OF FACT/CONCLUSIONS 221 West Prospect Rezoning September 16, 2004 P & Z Meeting Page 3 services and bicycle and pedestrian facilities. The enhance travel corridor should integrate features of adjacent land uses to encourage transit ridership and the ability to walk or ride a bicycle. The proposed community commercial zone district will permit the integration of residential, retail and other uses which will support the transit corridor. B. Warranted by change in the neighborhood surrounding and including the subject property: The property was originally developed as a gas station. This station has since closed, and is being used as a check cashing establishment. The property owner has indicated that this is only a temporary use of the site, that ultimately the property must be redeveloped to fulfill its potential. The current Employment zoning will certainly permit uses that can support both the Campus District designation and the Mason Street Corridor Plan. Where the current zoning falls short is in achieving the ideal mix of residential, retail, entertainment and other supporting uses for the CSU campus and higher densities and land use intensities envisioned as part of the Mason Street Corridor. These uses are all secondary uses within the Employment district, and would require modification to permit a project that encompassed a mix of housing, retail and other supporting uses. This site is part of a larger subdivision that includes an additional 10 lots. Two of these lots are developed with an office building (Griffin Building to the west), the remainder are undeveloped. The undeveloped lots front along Tamasag Drive, which is a circular drive south of the site. These lots are owned by Colorado State University. While CSU has no plans for the development of these lots, it is likely they will develop as student housing or administrative offices. As CSU continues to grow and expand to the south of the main campus, surrounding properties will redevelop to continue to meet the needs of supporting the university. C. Additional Consideration for Quasi -Judicial Rezonings: In determining whether to recommend approval of any such proposed zoning amendment, the Planning and Zoning Board and City Council may consider the following additional factors: 1. Whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land, and is the appropriate zone district for the land: 221 West Prospect Rezoning September 16, 2004 P & Z Meeting Page 2 The proposed community commercial zone district permits a variety of uses and includes design standards which are consistent with the Campus District designation of the Structure Plan and the goals of the Mason Street Corridor Plan. The Community Commercial zone district includes single and multi -family residential, mixed -use dwellings, churches, restaurants (including fast food, without a drive through), grocery stores, retail establishments, bars and taverns, gasoline stations, vehicle minor repair and day shelters. The maximum building height is 5 stories. FINDINGS and ANALYSIS 1. Background: A. The surrounding zoning and land uses are as follows: N: CC; Multi -family residential, fast food restaurant S: E; undeveloped E: C; retail center W: E; offices The property was annexed as part of the Pat Griffin Second Annexation in October, 1968. 2. Quasi -Judicial Rezoning: The properties included within the rezoning petition are less than 640 acres, and is therefore, considered a Quasi -Judicial Rezoning. In order for the Planning and Zoning Board to recommend approval of a rezoning to the City Council, the following criteria shall be met: A. Consistent with the City's Comprehensive Plan: This parcel is designated as Campus District on the City of Fort Collins Structure Plan. The existing Employment zoning and the proposed Community Commercial zoning are consistent with this designation on the Structure Plan. The site is included within the Mason Street Transportation Corridor. This plan has been adopted as an element of City Plan, and is designated as an enhanced travel corridor. This plan encourages the implementation of safe, convenient and comfortable access to high frequency transit ITEM NO. I I MEETING DATE 9/16/04 iiA STAFF Bob 22r-keen Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 221 West Prospect.Road Rezoning, File #25-04 APPLICANT: Ron Ibson 517 13th Street Greeley, CO 80631 OWNERS: Extreme Builders, Inc 517 13th Street Greeley, CO 80631 PROJECT DESCRIPTION: This is a request to rezone a parcel of land located at 221 East Prospect Road from E — Employment to CC — Community Commercial District. The property is located at the southeast corner of West Prospect Road and Tamasag Drive, and is 26,800 sq.ft. in area. The site is currently used for a check -cashing (financial) use, a nd was o riginally d eveloped a s a g as station. The s ite i s d esignated as Campus District on the City of Fort Collins Structure Plan. RECOMMENDATION Approval. EXECUTIVE SUMMARY: The rezoning request is consistent with the City of Fort Collins Structure Plan designation as "Campus District." This designation promotes the education, research and employment needs of the campus, but also includes internal and/or surrounding retail and residential areas which support the campus. The site is on the south side of Prospect Road, one block south of Lake Street, which is generally considered the southern boundary of the Colorado State University main campus. This site is also included within the Mason Street Transportation Corridor. This plan promotes the use of Mason Street and the Burlington Northern Santa Fe Railroad Tracks as an enhanced pedestrian, bicycle and transit corridor. The Mason Street Transportation Corridor provides opportunities for transit -oriented development along this transit route, by increasing the residential density and providing additional employment, retail and entertainment needs along the corridor. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT